Tax Liens
Remove IRS Liens That Are Destroying Your Credit and Blocking Your Finances
A Federal Tax Lien is one of the most damaging things the IRS can do to your financial life. It attaches to all property you own — your home, your car, your business assets, your financial accounts — and is publicly filed in your county records for anyone to see. It can prevent you from refinancing your home, selling property, or getting credit. Our attorneys know every available method to remove, withdraw, or discharge IRS liens and will pursue every option to protect your assets and restore your financial standing.
What Is a Federal Tax Lien?
A Federal Tax Lien arises automatically when the IRS assesses a tax liability, sends a demand for payment, and the taxpayer fails to pay. The lien attaches to all of a taxpayer's current and future property and rights to property, including real estate, personal property, and financial assets. The IRS makes the lien public by filing a Notice of Federal Tax Lien (NFTL) in the public records of your county — this is what shows up on credit reports and title searches. A lien is distinct from a levy: a lien is a legal claim against your property, while a levy is the actual seizure of property. However, if the underlying debt is not resolved, a lien typically leads to a levy.
How It Works
Lien Analysis
We pull your IRS transcripts, identify all filed liens, assess their impact on your property and credit, and develop a strategy to address them.
Determine Best Removal Strategy
Depending on your situation, the right approach may be withdrawal, release, discharge from specific property, or subordination. We select the strategy that best serves your needs.
Prepare & Submit Application
We prepare the appropriate IRS forms (12277 for withdrawal, 14135 for discharge, etc.) with supporting documentation and submit them to the IRS lien processing unit.
Negotiate With the IRS
We communicate directly with the IRS to resolve any objections, provide additional documentation, and advocate for approval of your lien removal application.
Credit Restoration
Once the lien is removed, we help you notify credit bureaus and take steps to clean up your credit report.
Who Should Consider This?
- ✓Any taxpayer with an active Notice of Federal Tax Lien on file
- ✓Homeowners who need a lien removed or discharged to sell or refinance
- ✓Business owners whose lien is affecting commercial credit or contracts
- ✓Taxpayers who have paid their tax debt but the lien has not been released
- ✓Taxpayers entering an installment agreement or OIC who want lien withdrawal
- ✓Anyone whose credit is damaged by an IRS lien that appears in public records
Key Benefits
Restore Your Credit
A withdrawn lien is removed from your credit report; a released lien shows as paid. Either way, your credit begins to recover.
Protect Real Estate
Discharge and subordination options allow you to sell, refinance, or transfer property even with an existing lien.
Protect Business Operations
Lien removal prevents clients and lenders from discovering your IRS situation through public records searches.
Multiple Resolution Paths
Withdrawal, release, discharge, and subordination each serve different purposes — we find the right fit for your situation.
Ready to Resolve Your Tax Liens Issue?
Free consultation. No obligation. A licensed tax attorney will call you within 5 minutes.
Frequently Asked Questions
What is the difference between a lien withdrawal and a lien release?+
A release occurs after the underlying debt is fully paid or the collection statute expires — it shows on credit reports as a satisfied lien. A withdrawal actually removes the lien from public record entirely, as if it never existed, and has a more positive credit impact. The IRS now allows withdrawals in more situations, including after entering certain installment agreements.
Will paying my tax debt automatically remove the lien?+
No. Paying the debt results in a lien release within 30 days, but the lien remains in public records. To completely remove it, you must request a withdrawal. We handle this process for you.
Can I sell my house with an IRS lien on it?+
You can through a process called "lien discharge," where the IRS agrees to remove the lien from a specific property so a sale can proceed. The IRS must receive at least their equity interest from the sale proceeds.
How long does a tax lien stay on my credit report?+
A released lien remains on your credit report for up to 7 years. A withdrawn lien is removed immediately. We always pursue withdrawal when available to maximize your credit recovery.
Related Services
IRS Levies
An IRS levy gives the government the legal right to seize your assets. We act fast to release levies on bank accounts, wages, Social Security, and property.
Offer in Compromise
A government-approved program that lets qualifying taxpayers settle their IRS debt for a fraction of the full amount.
Installment Agreement
Establish a formal monthly payment plan with the IRS to satisfy your tax debt over time and stop collection actions.